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Get startedBeddington Manor, Flat 1, 45 Eaton Road, Sutton, SM2 5ED
About Beddington Manor
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beddington Manor is a one-bedroom semi-detached house in Sutton (SM2 5ED). It has a recorded floor area of 29 m² (around 312 sq ft) and construction records dating it to 1967-1975. At 29 m² this is the smallest unit on EPC record across Beddington Manor (29–65 m²). The building's EPC ratings span F to B across 21 units on file. The latest certificate (February 2016) shows a C (score 72). When first surveyed in November 2013 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Average, lighting went from Good to Very Good and main heating went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Average to Very Poor. Main heating runs on electricity. The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 29 m² it sits well below the postcode median (61 m² across 34 EPCs), making it one of the more compact homes locally. Across 2016–2023, sale prices here grew -0.2% per year, broadly in step with Sutton's 0% HPI growth. On a £-per-square-foot basis, the last sale (£737/sq ft) was about 275.8% above the typical sold price in the postcode. Sold May 2023 for £230,000.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms1
- Bathrooms1
Outside
- GarageYes
Building
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Beddington Manor's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Feb 2026
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Beddington Manor valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£234,000
Modelled from EPC, postcode comparables and a sale-price growth of -0.2% per year over 7 years.
Last sold (2023)
£230,000
Growth on file: -0.2% per year over 7 years.
Sales timeline
Versus other Eaton Road homes
Four headline reads against 34 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Beddington Manor runs comfortably ahead of the street norm.
Price per m²
£7,931
Street avg £2,353
Floor Area
29 m²
Street avg 59 m²
Habitable Rooms
2 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Sutton district page.
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Cavendish Road (SM2) — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around SM2 5ED from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 69 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Beddington Manor, Flat 1, 45 Eaton Road, Sutton, SM2 5ED. Each answer is also embedded as structured data for search engines.